Loading...
03. Resolution - Stillwater River/Shady Lane Master Plan AmendmentFlathead Regional Development ®face 723 5th Avenue East - Room 414 Kalispell, Montana 59901 May 22, 1995 Phone: (406) 758-5780 Fax: (406) 758-5781 Bruce Williams, City Manager City of Kalispell P.O. Drawer 1997 Kalispell, MT 59903 Re: Stillwater River/Shady Lane Kalispell City -County Master Plan Map Amendment Dear Bruce: The Kalispell City -County Zoning Commission met on May 9, 1995 and held a public hearing on the following agenda item: A request by Flathead Regional Development Office and Dennis Carver on behalf of William Lincoln to amend the Kalispell City/County Master Plan Map. This amendment would change the designation of approximately 240 acres located on the north side of Conrad Drive from Shady Lane to the Stillwater River and is bounded on the west by the Flathead River. This site is further described as a part of the S2 of Section 4 and part of the N2 of Section 9, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. John Parsons presented the staff report and recommended approval of the Master Plan Map amendment. Dennis Carver, technical assistant for the applicant, spoke in favor of the requested zone change, stating that it was in conformance with the Master Plan. Eighteen persons spoke in opposition to the requested master plan map amendment. The opposing testimony felt the requested urban density was premature to the LaSalle Road extension, and that the impacts to the roads, schools, law enforcement, water and sewer services were greater than the ability to provide for them. Opposition also included the need to limit development in the floodplain and sensitive riparian areas, the impacts to the water quality and wildlife, and the threat to the rural lifestyle. The Board discussed the public testimony and expressed concern with the request for a master plan map amendment to quadruple the density in the designated floodplain, located between two river systems which serves as a major recharge area for rivers and streams. It was felt that the ability of the water and sewer services was not anticipated to handle urban density development in this area, since the existing master plan identifies this area as suburban residential. The Zoning Commission felt that a master plan amendment to designate the sensitive floodplain area would have major impacts on the community and voted unanimously to recommend denial of the request. Staff was directed to compose a Resolution of Denial to be signed by the Chair. The resolution is attached. Providing Community Planning Assistance To: * Flathead County * City of Columbia Falls * City of Kalispell * City of Whitefish Board of County Commissioners Re: Stillwater River/Shady Lane Master Plan Map Amendment May 22, 1995 Page 2 Our recommendation for denial is being forwarded to the County Commissioners for another public hearing and final action. If you have any questions regarding this matter, please contact this Commission or the Flathead Regional Development Office. Respectfully submitted, KAL PELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION Therese Fox Hash President TFH/JJP/eo Attachments: Resolution FRDO Report #KMPA95-01 & Packet Draft Minutes (5/9/95) (forwarded under separate cover) c: w/o Att: William T. Lincoln 558 Wagner Lane Kalispell, MT 59901 F:\...\TRANS MIT\...\FZC95-03.REC FLATHEAD REGIONAL DEVELOPMENT OFFICE STILLWATER RIVER/SHADY LANE KALISPELL CITY/COUNTY MASTER PLAN, MAP AMENDMENT REPORT ##KMPA-95-01 APRIL 25, 1995 A report to the Kalispell City -County Planning Board and Zoning Commission, the Kalispell City Council, and the Flathead County Board of Commissioners regarding a request for approval of an amendment to the Kalispell City -County Master Plan map. BACKGROUND A. APPLICANTS: William Lincoln c/o Carver Engineering 1995-3rd Avenue East Kalispell, MT 59901 Flathead Regional Development Office 723-5th Avenue East Kalispell, MT 59901 B. SIZE AND LOCATION: Dennis Carver, on behalf of William Lincoln, is requesting an amendment to the Kalispell City -County Master Plan on Lincoln's property located on the north side of Conrad Drive east of the Stillwater River. Because of the area wide implications of a Master Plan Amendment the Flathead Regional Development Office is also including the area from the Stillwater River to Shady Lane and from Conrad Drive to south of Highways 2 and 35, more particularly described as part of the South 1/2 of Section 4 and part of the North 1/2 of Section 9, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. The entire project area consists of approximately 240 acres. C. NATURE OF REQUEST William Lincoln is requesting an amendment to the Kalispell City -County Master Plan to change the designation from Suburban Residential (0-2 dwelling unite per acre) to Urban Residential (2-8 dwelling units per acre) on his property located .on the north side of Conrad Drive east of the Stillwater River. Because of the area -wide implications of a Master Plan Amendment the Flathead Regional Development Office is also requesting to make this change on the previously described 240 acres. F. UTILITIES/SERVICES Sewer: Evergreen Sewer District (Lincoln property not yet annexed into or served by the District) Water: Evergreen Water District Solid Waste: Private hauler Police: County Sheriff Fire: Evergreen Fire District G. EVALUATION OF REQUEST The Master Plan is comprised of three major components: the text, master plan map, and the goals and objectives. This request is for an amendment to the master plan map. it is staffs opinion that no significant impact would result in the text if the map were amended based on the following discussion. In addition, the goals and objectives would remain the same and would support the amendment to the Map. it is the overall purpose of the Master Plan to guide the growth of the area. This growth includes residential of all types. in recent years the availability of housing of all types has been in short supply, more particularly affordable housing. This has been partly due to the lack of available more intensive residential zoning. Rezone decisions are based in part on the Master Plan. When a request for a rezone is made that has a density in excess of what is permitted by the Plan it becomes difficult to recommend approval of the request. By amending the Master Plan to allow for higher density two things can be done. One is to promote higher density close to the City where the infrastructure can support those densities; and two, preserve open space and agriculture in other more scenic/productive areas. The goals and objectives of the Master Plan would support this amendment by providing for the needs of the community. it is generally accepted that there is a need for additional affordable housing. increasing the density of an area reduces the cost of that housing by spreading the improvement costs over more units. This area is also bordering developed commercial areas along US Highway 2 and Montana Highway 35. This situation would indicate that there is a need for additional housing on the east side and buffering in the area. While much of this area is in the 100 year floodplain, it is already designated for residential development. This modification to the Master Plan would increase the gross density of this area from 2 dwelling units per acre to 8 dwelling units per acre. Any development in the floodpiain is required to obtain a floodpiain development permit. This proposal does not affect the amount of park/open space of the existing Master Plan. The Park designation was included in this area to delineate environmentally sensitive areas such as streams, drainage ways, and floodplain to be protected. A subsection of the overall Kalispell City -County Master Plan is the Kalispell Area Transportation Plan. This Transportation Plan outlined future arterial road upgrades and connections. As part of the Master Plan the LaSalle Road connection to Conrad Drive, and Conrad Drive, are anticipated to be upgrades/connections. Any development that takes place along this corridor would need to take these upgrades/connections into account. As can be seen on the attached map the LaSalle Road extension would bisect the Lincoln property and its specific location would have a significant impact on the properties to the north. This connection has been taken into account in the design of the Shopko development using an 80 foot width. infrastructure and services: roads, water, sewer, and other utilities and services exist within or in close proximity to the study area. These short distances to the infrastructure would reduce the cost of supplying those services to this area and help reduce the impact on the environment. The reduction in travel time of the police and fire should also help to reduce the cost of providing those services. The further people live from infrastructure; the more and longer roads that have to be 2 built, the more roads have to carry more cars and trucks, the more maintenance the road would require. Furthermore, water and sewer lines will need to be constructed and maintained, if economically feasible to install, if not, then environmental degradation may occur from prolonged groundwater mining and septic system overuse. Environmental degradation may happen when people move to the areas were infra- structure does not exist. Groundwater degradation can occur through the overuse of septic tanks and drain fields; surface water pollution can take place from the oil dripping and tire ware of automobiles. This oil and rubber washes off the roads into our streams and lakes during rainstorms. Additionally, air pollution may be increased by the additional vehicle miles travelled, if individuals are required to live further from where they work and shop. SUMMARY Summarized below are the issues involved with the Map amendment. 1. The amendment is in conformance with the Goals and Objectives of the Master Plan. 2. Any development of the properties impacted by the LaSalle Road extension would have to take into account an 80 foot future right-of-way. 3. Development of the planning area should be uniform. 4. Urban services are available to the area. 5. A housing shortage exists in the Planning Jurisdiction. 6. Environmental impacts due to this amendment would be less than that if development takes place away from services and utilities. RECOMMENDATION It is recommended that the Kalispell City -County Planning Board and Zoning Commission recommend approval of the Kalispell City -County Master Plan Map Amendment as requested by William Lincoln and Flathead Regional Development Office to the Kalispell City Council and the Flathead County Board of Commissioners. ...MSTRPLAN\KCCMP\KMPA95-1.LNC 0 dC ij f'Z N f� t ![ i r c r